Lower Bodiniel Farm.qxp_Stags 18/05/2015 11:28 Page 1

TO LET

Lower Bodiniel Farm Lower Bodiniel Farm.qxp_Stags 18/05/2015 11:28 Page 2 Lower Bodiniel Farm.qxp_Stags 18/05/2015 11:28 Page 3

Lower Bodiniel Farm , PL31 2PF

Bodmin 1 mile • A30 2 miles • 8 miles

TO LET: A flexible holding offering an excellent range of purpose built agricultural buildings and established equestrian facilities close to Bodmin

• Extensive range of agricultural buildings; • Productive run of land; • Established DIY livery business; • Cross country course; • Option to rent a three bedroom detached barn conversion; • Ten year Farm Business Tenancy Agreement commencing 29th September 2015; • Offered to let as a whole; • In all 164.49 acres (66.57 hectares).

Stags Kensey House, 18 Western Road The London Office Launceston 40 St James’s Place Cornwall PL15 7AS London Tel: 01566 771808 SW1A 1NS Email: [email protected] Tel: 020 7839 0888 stags.co.uk Lower Bodiniel Farm.qxp_Stags 18/05/2015 11:29 Page 4

Introduction alongside this building for the tenants use. The Land Lower Bodiniel Farm is being offered to let on a ten year Farm Business 4) Agricultural Building, subdivided into: The land is classified as Grade 3, described as productive soils, capable Tenancy (FBT) Agreement. Lower Bodiniel is a productive farm with 164.49 of growing good crops, whilst also providing quality grazing land. The land Part a (5.73m x 18.33m): Timber frame, open sided to the north and east acres of land, an extensive range of purpose built agricultural buildings and will all be laid to pasture (a mixture of permanent and temporary) as at the elevations and the west elevation has box profile cladding. equestrian facilities offering the continuation of an existing livery business. 29th September 2015. The farm has a mixture of level and some steeper There is a non-compulsory option to rent The Carriage House, a three Part b (7.32m x 18.33m): Concrete posts, open fronted on the east parcels. The fields are mainly divided by hedges and post and wire fencing. bedroom detached barn conversion situated on the farm (at an additional elevation, west elevation of box profile cladding, asbestos roof. cost). Part c (11.76m x 18.33m): Timber frame with box profile roof. Solar Panels Situation Part d (3.09m x 18.33m): Timber frame with concrete troughs running the Approximately 40 acres of land is subject to a lease for the benefit of a solar farm. Sheep grazing is permitted under the panels. Lower Bodiniel Farm is approached via a private drive off Bodiniel Road, length of the south elevation, with box profile roof and concrete feed stand which leads directly to the farmstead. Driving into the farmstead you will passage. pass The Carriage House on the left hand side. Cross Country Course Equestrian Buildings The course is made up of 20 jumps with three to four differing height levels The Farm is situated in a pleasant setting and is conveniently located just A) Six Pony Boxes (Five: 2.74m x 3.04m each and one: 3.45m x 2.74m up to 3ft 6inches. The course was designed and built under professional one mile away from the town of Bodmin which provides many local guidance. amenities including a Post Office, supermarkets, primary schools, and an access passage): Constructed of half height concrete block walls with timber cladding above and box profile roof. secondary school, doctors surgery, veterinary surgery etc. The Carriage House B) Three Stables (each 4.9m x 4.3m): Part stone and concrete block Lower Bodiniel Farm enjoys excellent access to the A30 trunk road which A detached three bedroom barn conversion. The accommodation briefly walls with timber cladding and box profile roof with walled yard area. links the Cathedral Cities of and Exeter. At Exeter there is access to comprises a kitchen/diner leading to living room with fireplace including the M5 motorway network and international airport. Located C) Four Stables (each 3.52m x 3.49m, plus extension 3.41m x 4.82m): woodburner, a utility and downstairs wc and shower. From the living approximately 5 miles away is Bodmin Parkway mainline railway station, Timber framed with timber cladding and box profile roof. room there are stairs leading up to the first floor landing providing access serving London Paddington via Plymouth. Airport is located to two double bedrooms (one en-suite), and one single bedroom, and approximately 18 miles away to the west of the farm. D) Six Stables (5.71m x 28.00m total): Constructed of stone and part concrete block, slate roof with timber pillars to the north elevation. a family bathroom. The gardens to the south of the property are Farm Buildings predominantly laid to lawn with a patio area. The Carriage House is E) Traditional Stone Building: Part concrete block, part stone with fibre available for an initial rent of £750 per calendar month rental equivalent. A 1) Open Fronted Agricultural Building (13.42m x 27.18m): Steel portal cement roof. Comprising: deposit of £850 may also be required. frame, timber clad with fibre cement roof. Feed store (3.99m x 4.93m) 2) Open Sided Agricultural Building (18.46m x 26.70m): Steel portal Tack Room Mobile Home frame, timber clad west elevation with fibre cement roof with integral The landlord is offering prospective tenants the opportunity of cost effective Five Stables/Pony boxes (4.44m x 18.06m overall) handling system. alternative accommodation, through the option for a mobile home to be 3) Open Fronted Agricultural Building (11.84m x 27.36m): Steel portal F) Menage: A 60m x 20m outdoor flood lit menage with rubber chippings sited at the property. The tenant would be responsible for securing any frame, timber clad with fibre cement roof. A container unit will be situated base. permissions as may be required and purchasing the mobile home. Lower Bodiniel Farm.qxp_Stags 18/05/2015 11:29 Page 5

Viewing with and without vehicles for the Solar Park and rights of access for all Equestrian Related Income purposes over tracks and lanes. There is a viewing day on Thursday 11th June 2015 at 10.00am. Viewings A rare opportunity to take over a long established and well regarded are strictly by appointment with Stags on 01566 771808. Fixtures and Fittings existing business showing an excellent gross margin with little requirement All fixtures and fittings, unless specifically referred to in these particulars for capital investment. The close proximity to Bodmin, quiet roads, ample Tenders off road riding (direct access to the Camel Trail) all combine to provide a nd are expressly excluded from the tenancy. Tenders are invited by noon on 2 July 2015. Tender forms are available first class location with possibilities of expansion. from Stags. Farm Sale As at 1st May 2015 there were 18 horses in residence on a DIY basis Grid Reference It is likely that there will be a farm sale by auction of livestock and/or producing just over £300 a week gross income. Specific financial deadstock at the property, prior to the date of the Agreement, but after the Ordnance Survey reference: SX05770, 67936. information of the existing business is available upon request. tenancy has been offered. Additional Information Directions Wayleaves, Rights of Way etc From Exeter to Truro travelling westbound on the A30 take the junction off The property is let subject to any wayleave agreements in respect of Hunt Meet: There is an annual hunt meet at the farm. the A30 signed Bodmin, , . Continue on this road electricity and telephone poles, pylons, wires, stays, cables, etc, or water, which becomes Launceston Road. At the T-junction, turn right onto Priory Landlord Accommodation: The Landlord lives at Lower Bodiniel or drainpipes etc, either passing upon, over or under the holding. The Road, signed A389 Bodmin. At the mini roundabout take the second exit Farmhouse and will retain some buildings in the top yard, which easily to Wadebridge (A389) onto Turf Street, merging onto Dennison Road. Turn property is also let subject to, and with the benefit of, public or private separate from the let holding. rights of way or bridlepaths. right onto Berrycoombe Road then right again onto Bodiniel Road, passing Organic Entry Level Stewardship: Expires August 2015. There is no Bodmin Jail on the left. Continue on this road and turn left to enter Bodiniel Plan for Boundary Fences requirement that the tenant must continue to farm organically although this Road, which is a dead end. Continue along Bodiniel Road until you have A plan, which is not to scale, and is not to be relied upon, is attached to is an option. reach Lower Bodiniel Farm at the end. these particulars. Applicants should satisfy themselves by inspection or Break Clause: At Year Two of the FBT Services otherwise as to its accuracy. Schedule of Condition: To be agreed prior to commencement of the The farm is connected to mains electricity via a sub meter. The farm is Ingoing Valuation tenancy. Costs split 50:50. supplied by spring water through the use of a pressure set. As part of the Repairs, Maintenance & Insurance: The Landlord is to maintain, repair ingoing valuation, the tenant will be required to purchase this. There is also There will be an ingoing valuation carried out by the Landlords agents. This and insure the structure of the buildings to include the roofs, chimney and mains water connected. The Carriage House has shared private drainage. will include; water pressure set (£250), electric fencing, all temporary water troughs and piping (£500), twenty feed barriers (£1,000) and nine troughs frames. Entitlements in cattle buildings (£200). Part Recovery: The Landlord reserves the right to recover parcels 0475, Basic Payment Entitlements matching the eligible area will be transferred Optional items include: Hunt roller mill, IAE crush, herd of 35 Hereford and 8866, 8166, 8652 or up to five acres of land in any year to be actionable for the duration of the Agreement. Hereford Cross cows and a bull, set of showjumps and trailer and other upon giving 12 months’ written notice to the tenant. Reservations smaller equestrian related items. Preparation of FBT: Costs to be split, tenant’s contribution £625. The landlord will reserve the Sporting and Mineral Rights, rights to ride/walk Any hay, straw and silage are to be taken over at market value or at cost, General: These particulars are only intended to give guidance and should around the farm for personal use, occasional use of the menage, access whichever is the greater. not be relied upon for any purpose. Lower Bodiniel Farm.qxp_Stags 18/05/2015 11:29 Page 6 Lower Bodiniel Farm.qxp_Stags 18/05/2015 11:29 Page 7

PLAN B Approx. Gross Internal Floor Area 102 Sq Metres 1098 Sq Ft

Down Up

Utility Bedroom 3 Bedroom 2 2.69 x 2.69m 3.18 x 1.98m 3.23 x 2.69m 8'10 x 8'10 10'5 x 6'6 10'7 x 8'10

Down

Sitting Room Up 5.05 x 4.75m 16'7 x 15'7 Bedroom 1 3.96 x 2.97m 13' x 9'9

First Floor

Kitchen / Breakfast Room 4.98 x 4.14m 16'4 x 13'7

Green hatched = Agricultural Buildings Blue hatched = Equestrian Buildings Ground Floor Black checked = Outside of the Tenancy Pink hatched = The Carriage House Red line = Area within the Tenancy For identification purposes only. Not to scale Brown solid = Right of Access Lower Bodiniel Farm.qxp_Stags 18/05/2015 11:29 Page 8